This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
3-bedroom, 2-bathroom apartment of 127 m², built in 1991, energy rating D. Located on rua do Poço, 24E, Luz parish, Lagos municipality, Faro district. Noteworthy Features: This apartment offers exclusive, gated beach access for only six residents, ensuring privacy while enjoying unparalleled panoramic sea views from multiple living spaces.
The valuation. The asking price of €995,000 is significantly above the fair value of €575,558, making it overpriced by €419,442 (72.9%). This discrepancy suggests the potential for unfavorable investment returns if the current price is pursued.
Fair value modelled at €575,558 from 6 comparable sales in the area. Asking €995,000 sits €419,442 (72.9%) above — overpriced versus fair value.
Asking €995,000 versus the rua do Poço, 24E area baseline of €561,358 (€4,420/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €561,358, adjusted for condition and micro-location, gives a modelled fair value of €575,558 (€4,532/m²), a €419,442 (72.9%) gap versus the €995,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Poço, 24E | Subject | €995,000 | €7,835 | — | 80 | 75 |
| rua Hermano M. Seromenho | Active | €430,000 | €3,258 | 58.4% | 70 | 72 |
| Luz · 28b9cd | Active | €435,000 | €2,825 | 63.9% | 75 | 70 |
| rua 25 de Abril, 5 | Active | €420,000 | €4,421 | 43.6% | 78 | 63 |
| Luz · 6ebb79 | Active | €520,000 | €4,643 | 40.7% | 78 | 73 |
| Median comp | €432,500 | €3,840 | 51.0% | 77 | 71 |
Short-term vacation rental The property's pricing is significantly misaligned with its fair value, making it an unwise choice for short-term vacation rental opportunities considering the potential yield of only 2.1%. With a gap of 72.9% between the listing and fair value, the financial viability is compromised, impacting expected returns in a competitive rental market. Long-term rental Investing in this apartment for long-term rental purposes is not advisable given the steep 72.9% premium over its fair value, resulting in a poor gross yield of 2.1%. This pricing misalignment diminishes the potential for favorable cash flow and long-term investment returns. Buy-and-hold As a buy-and-hold investment, this property is overpriced by 72.9% against fair value at €575,558, which significantly diminishes its attractiveness for capital appreciation in the future. The low gross yield of 2.1% further suggests that holding this asset may not yield the expected financial benefits over time.
Economic Vulnerability The economic stability score of 70/100 indicates a potential risk due to fluctuating economic conditions that could impact rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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